60 Hampstead Way, London, NW11 7XX

UPRN:200056794Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: E (53)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£2,156,000

£1.94M - £2.37MMedium

Estimate

£2.16M

Range

£1.94M – £2.37M

Rent Estimate (pcm)

£9,000

£8k - £10k

Monthly

£9,000

Yield

9.00%

Verdict

Derived from HomePortfolio scores

60 Hampstead Way earns an INVESTIGATE rating with HP Score 81/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 68Bike 64

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,200,000

At the asking price

Monthly rent£9,000/mo

Evidenced range £8,200-£9,800

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: £2,181/mo
Cash on cash: 6.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.22 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£2,156,000

Rent Estimate (pcm)£9,000

Gross Yield9.00%

1y Growth-

3y Growth+2.2%

5y Growth+0.5%

10y Growth+1.0%

Last Sold Price£994,995 (2006-12-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

5NW11 7XX

Approval Rate

100%12mo

Development

low

26/3925/CON
Submission of details of condition 6 (Refuse and Recycling) 10 (Cycle Parking and Storage) 15 (Pre-completion Sound Insulation Test Certificates) pursuant to planning permission 23/3530/S73 dated 09/01/2024 CONDITION 6: BIN STORE CONDITION 10: CYCLE STORE CODNITION 15: PRE-COMPLETION SOUND INSULATION TEST CERTS (COMPLIANCE)
Pending
26/3917/192
Roof extension involving hip to gable, rear dormer window and new side windows
Pending
26/3910/HSE
Modifications to the rear dormer window and insertion of 2no. conservation skylights at either side of the rear gable roof
Pending

View Planning Timeline

Ownership

Corporate Ownership47.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-12-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density-

Owner Occupied68%

Age Distribution

0-15 16%16-64 50%65+ 34%

View Area Profile

Schools Nearby

Lubavitch Yeshiva Ketanah of London
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Shiras Devorah High School
0.2 mi
Requires improvement
Garden Suburb Infant School
0.3 mi
Good
Garden Suburb Junior School
0.3 mi
Good

5 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

78 Hampstead Way
-
£1.48M
-
54 Hampstead Way
-
£1.63M
-
52 Hampstead Way
-
£1.73M
-
70 Hampstead Way
-
£1.64M
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN